212 Oak Ridge Dr SE · Fair Oaks, GA 30060

$300,000

3 bd · 2.0 ba · 2,661 sqft · SingleFamily public records · 39 Days on market

Built 1949 1.00 ac lot $113/sqft · 54% below area ↓ 48% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this huge four-side brick ranch on a partial basement located off of South Cobb Drive just minutes away from Dobbins Airforce Base in Marietta. Home features hardwood floors. Relax in the sun room or enjoy the large private backyard. Master bedroom has huge walk-in closet and master bathroom has dual vanities. Home could benefit from some updating but has a ton of character!

Key facts

• Finished attic space
• Partial basement
• Sunroom

Tags

• FOUR-SIDED BRICK RANCH
• FINISHED ATTIC SPACE
• PARTIAL BASEMENT
• SPACIOUS PRIVATE BACKYARD
• SUNROOM
• MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: Carport (1 space); Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Phone service available
• Home design: One-and-a-half story home; Brick on all four sides; Raised block foundation; Composition roof; Property listed as fixer condition
• Construction: Brick construction (all sides); Raised block foundation; Composition roofing
• Exterior features: Private backyard; Back yard fencing; Deck; Front porch; Screened porch; Shed(s) on the property

Interior

• Kitchen: Dishwasher; Double oven; Electric cooktop; Stained cabinets; Laminate countertops
• Bedrooms: Three main-level bedrooms; One upper-level bedroom; Primary bedroom located on the main level
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central heating (forced air); Central air conditioning; Attic fan; Ceiling fans; Window A/C units
• Interior features: 9-foot ceilings on the main level; High-speed internet; Wood window frames; No shared/common walls; Partial finished basement with walk-out access
• Laundry & utility: Laundry located in the basement; Laundry chute

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (6.8% below list).
• Recommended offer: $279k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.7% in Fair Oaks — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#158 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Cobb County (suburban): math 39% / reading 45% proficiency, ranked #25 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fair Oaks Elementary School (math 25% / reading 17%, grade F, #850 of 1,228 statewide, top 70%, 761 students, 93% FRL); Pearson Middle School (860 students, 90% FRL); Osborne High School (math 9% / reading 12%, grade F, #348 of 424 statewide, top 83%, 2,772 students, 75% FRL) — zoned schools average 86% FRL vs 39% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 42% district-wide (-26 pts) — the specific schools serving this property underperform the Cobb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 192 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $300k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,499 (6.8% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (median comp): $648,620
• List price: $300,000
• Delta: -53.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-41,111
• Equity at exit: $44,731

10-year hold

• IRR: -7.4%
• Equity multiple: 0.56×
• Total profit: $-37,015
• Equity at exit: $25,939

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30060

• Rents YoY: 1.5%
• Active inventory: 192
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,795 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$329 /mo · $3,944/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $181

Break-even live

Break-even rent $2,566

Max offer price $300,000

Occupancy floor 89%

Sensitivity live

Price	-10% $351	-5% $266	+0% $181	+5% $96	+10% $11
Rent	-10% $-40	-5% $71	+0% $181	+5% $292	+10% $402
Rate	-1.0pp $332	-0.5pp $257	base $181	+0.5pp $103	+1.0pp $24

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
981 Brownstone Ln #17 Marietta, GA	3.0	2.5	2480	$2,750	$1.11	44d	1	0.79mi
105 W Dixie Ave SE Marietta, GA	4.0	3.5	2492	$3,500	$1.40	4d	1	0.91mi
438 Bannon Way Marietta, GA	3.0	2.5	1897	$3,000	$1.58	6d	1	1.01mi
66 Trammell St SW Unit B Marietta, GA	2.0	1.0	2982	$1,775	$0.60	25d	1	1.39mi
58 Emerson Hill Sq Unit A Marietta, GA	3.0	4.5	2642	$3,400	$1.29	44d	1	1.41mi
583 Colonial Cir SE Marietta, GA	2.0	1.0	3360	$1,150	$0.34	25d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $300,000 Active 39 DOM
2. 2026-06-17
   days on market $300,000 Active 38 DOM
3. 2026-06-16
   days on market $300,000 Active 37 DOM
4. 2026-06-15
   days on market $300,000 Active 36 DOM
5. 2026-06-13
   days on market $300,000 Active 34 DOM
6. 2026-06-13
   days on market $300,000 Active 33 DOM
7. 2026-06-09
   days on market $300,000 Active 30 DOM
8. 2026-06-08
   days on market $300,000 Active 29 DOM
9. 2026-06-07
   days on market $300,000 Active 28 DOM
10. 2026-06-04
    days on market $300,000 Active 25 DOM
11. 2026-06-03
    days on market $300,000 Active 24 DOM
12. 2026-06-02
    days on market $300,000 Active 23 DOM
13. 2026-06-01
    days on market $300,000 Active 22 DOM
14. 2026-05-31
    days on market $300,000 Active 21 DOM
15. 2026-05-08
    listed $300,000 Active 852-char remark
16. 2025-12-29
    historical
17. 2025-10-30
    listed $329,000 Active
18. 2013-02-14
    historical

    Show marketing remark (392 chars)

    Take a look at this huge four-side brick ranch on a partial basement located off of South Cobb Drive just minutes away from Dobbins Airforce Base in Marietta. Home features hardwood floors. Relax in the sun room or enjoy the large private backyard. Master bedroom has huge walk-in closet and master bathroom has dual vanities. Home could benefit from some updating but has a ton of character!

19. 2012-06-19
    soldstatus $75,000
20. 2012-04-25
    soldstatus $75,000 Sold

    Show marketing remark (392 chars)

    Take a look at this huge four-side brick ranch on a partial basement located off of South Cobb Drive just minutes away from Dobbins Airforce Base in Marietta. Home features hardwood floors. Relax in the sun room or enjoy the large private backyard. Master bedroom has huge walk-in closet and master bathroom has dual vanities. Home could benefit from some updating but has a ton of character!

21. 2012-03-16
    status Pending

    Show marketing remark (392 chars)

    Take a look at this huge four-side brick ranch on a partial basement located off of South Cobb Drive just minutes away from Dobbins Airforce Base in Marietta. Home features hardwood floors. Relax in the sun room or enjoy the large private backyard. Master bedroom has huge walk-in closet and master bathroom has dual vanities. Home could benefit from some updating but has a ton of character!

22. 2011-12-31
    listed $76,000 Active

    Show marketing remark (392 chars)

    Take a look at this huge four-side brick ranch on a partial basement located off of South Cobb Drive just minutes away from Dobbins Airforce Base in Marietta. Home features hardwood floors. Relax in the sun room or enjoy the large private backyard. Master bedroom has huge walk-in closet and master bathroom has dual vanities. Home could benefit from some updating but has a ton of character!

23. 2011-02-22
    price $91,400 Reduced
24. 2010-10-14
    price $92,900
25. 2008-03-18
    soldstatus $580,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $3,944 · $329/mo
• Projected year-2 tax: $3,944 · $329/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,540
• − Mortgage interest: −$16,805
• − Property taxes: −$3,944
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$8,727
• Taxable loss: −$2,803
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $2,846/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cobb County
• NCES district ID: 1301290
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $68,845
• Composite: 37.93/100
• National rank: #4308
• State rank: #25 of 174 in GA

Livability — Fair Oaks

• Score: 68/100
• State rank: #158
• US rank: #10061

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Oaks, GA
• County: Cobb County · 777,758 people
• City population: 39,313
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,499
• Household income: $67,510
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1368.0

Population outlook (Cobb County) Hauer SSP2

• Today (2025): 868,385 people
• By 2030: 929,614 · +7.1%
• By 2040: 1,047,533 · +20.6%
• By 2050: 1,155,537 · +33.1%
• By 2075: 1,405,030 · +61.8%
• By 2100: 1,555,058 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 39% Black 28% White 26% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 37% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Cobb

• 2024 margin: D (+14.9) · D 56.9% · R 42.0% · Other 1.1%
• 2008→2024 swing: +24.3pp toward D · 2008: -9.4pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+14.3 2016: D+2.1 2012: R+12.6 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -440.27%
• Current HPI: 270.2922
• Rent YoY: ▲ 1.54%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-48.3% since first listed

11 events — show timeline

• 2026-05-08 Listed $300,000 FMLS
• 2025-12-29 Listing Removed — FMLS
• 2025-10-30 Listed $329,000 FMLS
• 2013-02-14 Listing Removed — FMLS
• 2012-06-19 Sold (Public Records) $75,000 Public Records
• 2012-04-25 Sold (MLS) $75,000 FMLS
• 2012-03-16 Pending — FMLS
• 2011-12-31 Listed $76,000 FMLS
• 2011-02-22 Price Changed $91,400 GAMLS
• 2010-10-14 Price Changed $92,900 GAMLS
• 2008-03-18 Sold (Public Records) $580,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,944 · -26.4% YoY. Source: county tax records.